This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
2-bedroom, 1-bathroom apartment of 65 m², energy rating E. Located on rua António Luís Inácio, 31, Penha de França parish, Lisbon municipality, Lisbon district. This apartment features a bright sunroom and a west-facing balcony, offering the potential for outdoor enjoyment and additional natural light despite its need for updates.
The valuation. The asking price of €355,000 sits significantly above the fair value of €278,087, leaving a discrepancy of €76,913 (21.7%). This property is clearly overpriced given current market conditions.
Fair value modelled at €278,087 from the area baseline, adjusted for condition and location. Asking €355,000 sits €76,913 (21.7%) above — overpriced versus fair value.
Asking €355,000 versus the rua António Luís Inácio, 31 area baseline of €255,970 (€3,938/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 63/100 (Condition 60 · Materials 65 · Room dimensions 65). Below-median condition lowers fair value versus a renovated baseline unit.
Neighbourhood score 84/100 (Housing Market 90 · Amenities 80 · Economic 90 · Tenant Quality 80). Strong amenities and housing-market momentum support a premium to baseline.
rua António Luís Inácio, 31
Area baseline €255,970 + condition -€12,695 + location +€34,812 = modelled fair value of €278,087 (€4,278/m²), a €76,913 (21.7%) gap versus the €355,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| rua António Luís Inácio, 31 | Subject | €355,000 | €5,462 | — | 60 | 84 |
| Arroios · 1e61b6 | Active | €349,000 | €6,980 | 27.8% | — | 87 |
| travessa das Mónicas, 19 | Active | €325,000 | €5,417 | 0.8% | — | 85 |
| avenida Eng. º Arantes e Oliveira | Active | €330,000 | €3,976 | 27.2% | 60 | 77 |
| Arroios · 1e631e | Active | €385,000 | €5,500 | 0.7% | — | 86 |
| Median comp | €339,500 | €5,459 | 0.1% | 60 | 86 |
Long-term rental The property in Penha de França commands a gross yield of 3.9%, but that yield is diminished by the 21.7% gap compared to fair value, making it an expensive option for long-term rental. Additionally, while the neighbourhood boasts a strong score of 84/100, the apartment's needed improvement at a 63/100 condition rating raises concerns about long-term tenant satisfaction. Buy-and-hold Although Penha de França is a desirable area with significant real estate demand, the apartment's listing price of €355,000 is 21.7% above its fair value, indicating that it may not provide adequate capital appreciation over time. The condition rating of 63/100, combined with a relatively low yield of 3.9%, suggests that the potential return on investment would be suboptimal making it a less attractive buy-and-hold opportunity. Family rental While families often seek out areas like Penha de França for its amenities and quality of life, the apartment's price exceeds fair value by 21.7%, which could limit rental affordability for prospective tenants. The property’s condition score of 63/100 means that immediate investment will likely be necessary, further complicating its attractiveness as a family rental.
Tenant turnover risk With a tenant stability score of 80/100, there is a potential risk of increased tenant turnover, which could lead to vacancy periods and associated costs.
